For Sale · Sivota, Thesprotia, Greece

An Ionian landmark, offered privately.

Three hundred square meters of hillside estate above Sivota Bay. Three independent residences, a private nine by four meter pool, and a hundred square meter dock cut into the coastline. Held by the same family since 2005.

Asking
€1,750,000
Total area
300 m²
Residences
3 independent
Location
Sivota, GR
Current Performance

Revenue we produce now.

Established rental history at €1,200 per night when all three residences are let together. The figures below reflect current performance and near term projections in the short term luxury rental market.

Scenario
Nights/yr
Rate/night
Annual Revenue
Conservative
60
€1,200
€72,000
Moderate
90
€1,200
€108,000
Optimistic
120
€1,200
€144,000
Winter long stay (nomads, retreats)
4 mo
~€3K/mo
€12,000
Events (weddings, retreats)
5-10
€3-5K
€15,000-50,000
Estimated ROI on rental income
4-8% annually

Historical rental figures reflect direct booking rates as marketed on villasivotatsilis.gr. Future performance is not guaranteed and depends on operator, occupancy, and market conditions.

The Three Residences

Independent by design, combinable at will.

Each residence has its own entrance, kitchen, bathrooms, and identity. Rent them separately, occupy one and let the others, or use the estate as one.

Ground Villa

Villa 01

The flagship residence with direct pool access, wine cellar, fireplace, and a 100 m² courtyard with BBQ.

  • Area 150 m²
  • Sleeps 8 guests
  • Bedrooms 3 double + 2 single
  • Bathrooms 3
  • Private pool Yes
  • Nightly (peak) €650
Upper Villa

Villa 02

Elevated sea view residence with a 32 m² seafront balcony overlooking the Ionian.

  • Area 75 m²
  • Sleeps 4 guests
  • Balcony 8×4 m sea front
  • Fully equipped kitchen Yes
  • Sea view from every room Yes
  • Nightly (peak) €350
Upper Villa

Villa 03

Mirror of Villa 02. Combines with Villa 02 into a shared 16 meter terrace when let together.

  • Area 75 m²
  • Sleeps 4 guests
  • Balcony 8×4 m sea front
  • Fully equipped kitchen Yes
  • Sea view from every room Yes
  • Nightly (peak) €350
Greek Golden Visa · Zone B

Situated in Greece's €400,000 Golden Visa investment zone.

Under Greek Law 5100/2024, the ground residence at 150 m² sits within the parameters of Greece's Zone B Golden Visa real estate threshold. Full Golden Visa eligibility is subject to buyer nationality, Greek immigration authority review, and independent legal counsel. This is a real estate offering, not an immigration service.

Golden Visa Investor Notes

Zone B Golden Visa threshold: €400,000 for the entire Greek mainland outside Attica, including the Ionian coast where Sivota sits. Compare with Athens, Thessaloniki, Mykonos, and Santorini, where the Zone A threshold is €800,000.

Property size requirement: The 150 m² ground residence exceeds the 120 m² minimum unit size required by the 2024 Greek Golden Visa revision. The two upper residences at 75 m² each are held under the same title as part of the estate.

Rental income retained by the owner. Greek property is freely transferable and inheritable. Once the Golden Visa is granted, holders gain EU wide travel rights within the Schengen area and can renew every five years.

Advisory required: Every prospective Golden Visa investor should engage independent Greek legal counsel before proceeding. We coordinate with your advisors, immigration lawyers, and tax specialists on request.

Golden Visa thresholds compared, 2026.

Programme
Min investment
Property type
Greece · Zone B (Sivota)
€400,000
Any real estate
Greece · Zone A (Athens, islands)
€800,000
Any real estate
Portugal Golden Visa
€500,000
Investment fund only
Spain Golden Visa
Discontinued April 2025
Not available
Malta Permanent Residence
€700,000
Real estate + govt fee
Italy Investor Visa
€500,000
Italian company shares
Cyprus Investment
€300,000
New build residential only

Sources: official programme documentation as of Q1 2026. Rules change; verify current thresholds with counsel before commitment.

The Property

Beachfront, not an approximation.

The estate sits directly on the fjord. Private dock, boat mooring, and swim platform beneath the residences. Four hundred meters to ten of the region's finest beaches, including Bella Vraka.

Sivota Villa aerial view

A property with no direct comparable in the region.

Three fully independent residences arranged on two levels of a single hillside estate. Each with its own kitchen, entrance, and bathrooms. The ground residence at 150 m² sleeps eight. Two upper sea view residences of 75 m² each pair alongside it. Together, capacity for sixteen guests across four bedrooms and three bathrooms, all with unobstructed views of the Ionian.

The infinity pool of nine by four meters runs an active oxygen system with counter current swim, hydromassage, and foot spa. A helipad landing pad is prepared but not yet operational. Central heating, air conditioning, electric security shutters, wine cellar, staff quarters, and parking for ten vehicles.

300 m²
Total built
3
Independent villas
100 m²
Private dock
9.5/10
Booking rating
Access

Reachable by air, sea, and road.

  • Igoumenitsa port22 km
  • Corfu by boat30 min
  • Paxos & Antipaxos10 min by boat
  • Corfu, Ioannina, Preveza airports≤40 min
  • Sivota port & village400 m
  • Nearest beaches (10 within radius)400 m
Common Questions

Answers before you ask.

The questions we hear most often from investors and their advisors.

Am I eligible for the Greek Golden Visa if I am non-EU?
Yes. Any non-EU citizen may apply. Nationals of certain sensitive countries undergo enhanced due diligence. Full eligibility is confirmed by your immigration counsel.
What are the annual property taxes and running costs?
Greek ENFIA (unified property tax) is calculated on the assessed (objective) value, currently around €250,000 for the estate. Actual ENFIA runs approximately €500-€800 per year at that assessment. Total utilities (electricity, water, WiFi combined) are under €300 per month. Property insurance around €800-€1,200 per year. Municipal fees included with electricity bill.
How long does the sale process take?
Typical timeline is 6-12 weeks from signed offer to notarial deed. Steps: legal due diligence (2-3 weeks), Golden Visa pre-approval if applicable (4-8 weeks in parallel), final notarial signing.
Can the property be purchased through a company structure?
Yes. Greek and EU companies, offshore structures, and holding entities can all acquire the property. Golden Visa eligibility applies to natural persons who ultimately own or control the acquiring entity, subject to counsel review.
Is a mortgage available for foreign buyers?
Greek banks offer non-resident mortgages up to 60-70% loan-to-value for prime properties. Rates currently around 5-6% for 15-25 year terms. We can introduce trusted lender contacts on request.
Does the property have a clear title?
Yes. Fully clean title, registered at the Greek Land Registry (Ktimatologio), no encumbrances. Full title documentation, building permits, and cadastral certificates provided in the dossier.
Can I visit the property before making an offer?
Absolutely. Site visits welcome by appointment. Nearest airports are Corfu (30 min by boat), Ioannina (40 min by road), and Preveza (60 min by road). Contact us to arrange a viewing.
Will the estate remain fully furnished?
Yes. Sold fully furnished and equipped for immediate rental operation or personal use. Complete inventory list provided in the dossier.
Guest Voices · 9.5/10 on Booking.com

What guests say after staying.

Actual reviews from paying guests. The proof behind the numbers.

"The most beautiful view I have ever seen. Waking up to the Ionian below the balcony felt unreal."

Booking.com guest · summer 2025

"Sea sunset on your plate. The pool, the dock, the privacy, all of it just perfect."

Booking.com guest · summer 2025

"Εξαιρετική, πεντακάθαρη, προσεγμένη μέχρι την παραμικρή λεπτομέρεια."

Booking.com guest · autumn 2025

Reviews sourced from public Booking.com listing. Full review history available on request.

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